407 Carl St · Marvell, AR 72366

$79,900

3 bd · 2.0 ba · 1,482 sqft · SingleFamily · 10 Days on market

Built 1980 Fair condition 0.29 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks

Move-in ready home in great location! Property has a large back yard and storage room. Great place to call your new home, investment property or homebase for all of you hunters! Home has great bones, New AC and dishwasher in 2025, new lighting fixtures in 2024. Don't let this one slip through your fingers!

Key facts

• Storage room
• Large back yard
• New dishwasher

Tags

• LARGE BACK YARD
• STORAGE ROOM
• NEW AC
• NEW DISHWASHER
• NEW LIGHTING FIXTURES
• DETACHED

Property features AI

Finance

• Other: Approx. 0.29-acre lot

Exterior

• Parking: Carport
• Utilities: Public sewer; Public water; Electric service (municipal / Entergy); Natural gas
• Home design: Metal/vinyl siding exterior
• Construction: Crawl space foundation; Composition roof
• Exterior features: Level lot; Paved road access; Inside city limits

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heat; Central electric cooling
• Interior features: Den / family room; Carpet and vinyl flooring; Central cooling (electric); Central gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 61/100 on livability (#237 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Marvell School District (rural): math 14% / reading 12% proficiency, ranked #243 of 245 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marvell Primary School (math 8% / reading 8%, grade F, #440 of 454 statewide, top 98%, 204 students, 100% FRL); Marvell High School (math 2% / reading 8%, grade F, #287 of 292 statewide, top 100%, 127 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP; 17 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.7% local appreciation)).
• Phillips County population projected at -45% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.20×
• Total profit: $26,949
• Equity at exit: $30,110

10-year hold

• IRR: 24.9%
• Equity multiple: 4.18×
• Total profit: $71,239
• Equity at exit: $42,305

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72366

• Home prices YoY: 1.8%
• Active inventory: 11
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $358

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 64%

Sensitivity live

Price	-10% $413	-5% $385	+0% $358	+5% $330	+10% $302
Rent	-10% $267	-5% $312	+0% $358	+5% $403	+10% $449
Rate	-1.0pp $398	-0.5pp $378	base $358	+0.5pp $337	+1.0pp $316

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $79,900 Active 10 DOM
2. 2026-06-18
   days on market $79,900 Active 9 DOM
3. 2026-06-17
   days on market $79,900 Active 8 DOM
4. 2026-06-16
   statusdays on market $79,900 Active 7 DOM
5. 2026-06-15
   days on market $79,900 New Listing 6 DOM
6. 2026-06-14
   days on market $79,900 New Listing 4 DOM
7. 2026-06-12
   remarks 310-char remark
8. 2026-06-12
   listed $79,900 New Listing 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,819
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,324
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,520/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace carpeting. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — no visible condition
• Major kitchen countertops — dated

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeting with hardwood or tile — improves living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · no visible condition	Major	$15,000–50,000
kitchen countertops · dated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeting with hardwood or tile — improves living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marvell School District
• NCES district ID: 0509510
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 12% ▼ -3.00%
• Median HH income: $30,534
• Composite: 13.79/100
• National rank: #14475
• State rank: #243 of 245 in AR

Livability — Marvell

• Score: 61/100
• State rank: #237
• US rank: #17737

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marvell, AR
• Population (ZIP): 1,637

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 15,786 people
• By 2030: 14,028 · -11.1%
• By 2040: 11,019 · -30.2%
• By 2050: 8,684 · -45.0%
• By 2075: 5,074 · -67.9%
• By 2100: 3,053 · -80.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 37% Two or more races 9% Hispanic / Latino 1%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Phillips

• 2024 margin: D (+13.3) · D 55.8% · R 42.5% · Other 1.7%
• 2008→2024 swing: -15.7pp toward R · 2008: 29.0pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.3 2016: D+26.8 2012: D+32.8 2008: D+29.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 94.2121
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

1 event — show timeline

• 2026-06-10 Listed $79,900 CARMLS